10509 Burton Park · Eckhart Mines, MD 21532

$38,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 206 Days on market

Built 1990 Poor condition $39/sqft · 59% below area

---

Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"MOBILE HOME IS FOR SALE AND NOT FOR RENT HOWEVER THE MOBILE HOME IS ON A RENTED LOT" LOCATED IN MORIATT MOBILE PARK (FORMERLY BURTON PARK) THIS IS A 3 BEDROOM - 2 FULL BATH MOBILE HOME ON A RENTED LOT (NO LAND CONVEYS) ALL MAJOR APPLIANCES INCLUDED - WOOD CORNER FIREPLACE - BREAKFAST BAR/ISLAND - DECK BACKING TO WOODS -MOBILE NEEDS SOME "TLC" - LOT RENT $450.00 PER MONTH PLUS $100.00 PER MONTH FOR WATER/SEWER/TRASH - BUYER MUST BE APPROVED BY OWNER

Key facts

• 2 parking spots
• Built 1990
• Listed 205 days

🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$92,967) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $38k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#410 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B; Watch: schools F, crime F, amenities F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 102 active listings in the ZIP; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.31% ✓
• Cap rate: 29.39%
• Cash-on-cash: 82.48%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (median comp): $92,967
• List price: $38,000
• Delta: -59.13%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15829 Woodsview Dr	0.06mi	2/1.0 (-1)	980 (0%)	8mo	$29,900	$31	82
16805 Turk Ln	0.72mi	3/1.0	1,105 (+13%)	13mo	$134,900	$122	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 82.8%
• Equity multiple: 4.80×
• Total profit: $40,437
• Equity at exit: $5,666

10-year hold

• IRR: 86.1%
• Equity multiple: 9.95×
• Total profit: $95,263
• Equity at exit: $3,286

Cash invested: $10,640 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21532

• Home prices YoY: -24.2%
• Active inventory: 102
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $731

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 37%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $38,000 Active 206 DOM
2. 2026-06-18
   days on market $38,000 Active 205 DOM
3. 2026-06-17
   days on market $38,000 Active 204 DOM
4. 2026-06-16
   days on market $38,000 Active 203 DOM
5. 2026-06-15
   days on market $38,000 Active 202 DOM
6. 2026-06-14
   days on market $38,000 Active 200 DOM
7. 2026-06-12
   days on market $38,000 Active 199 DOM
8. 2026-06-09
   days on market $38,000 Active 196 DOM
9. 2026-06-08
   days on market $38,000 Active 195 DOM
10. 2026-06-07
    days on market $38,000 Active 194 DOM
11. 2026-06-02
    days on market $38,000 Active 189 DOM
12. 2026-06-01
    days on market $38,000 Active 188 DOM
13. 2026-05-31
    days on market $38,000 Active 187 DOM
14. 2026-05-30
    days on market $38,000 Active 186 DOM
15. 2026-02-06
    price $38,000 474-char remark

    Show marketing remark (474 chars)

    "MOBILE HOME IS FOR SALE AND NOT FOR RENT HOWEVER THE MOBILE HOME IS ON A RENTED LOT" LOCATED IN MORIATT MOBILE PARK (FORMERLY BURTON PARK) THIS IS A 3 BEDROOM - 2 FULL BATH MOBILE HOME ON A RENTED LOT (NO LAND CONVEYS) ALL MAJOR APPLIANCES INCLUDED - WOOD CORNER FIREPLACE - BREAKFAST BAR/ISLAND - DECK BACKING TO WOODS -MOBILE NEEDS SOME "TLC" - LOT RENT $450.00 PER MONTH PLUS $100.00 PER MONTH FOR WATER/SEWER/TRASH - BUYER MUST BE APPROVED BY OWNER

16. 2025-11-25
    listed $35,000 Active 474-char remark

    Show marketing remark (474 chars)

    "MOBILE HOME IS FOR SALE AND NOT FOR RENT HOWEVER THE MOBILE HOME IS ON A RENTED LOT" LOCATED IN MORIATT MOBILE PARK (FORMERLY BURTON PARK) THIS IS A 3 BEDROOM - 2 FULL BATH MOBILE HOME ON A RENTED LOT (NO LAND CONVEYS) ALL MAJOR APPLIANCES INCLUDED - WOOD CORNER FIREPLACE - BREAKFAST BAR/ISLAND - DECK BACKING TO WOODS -MOBILE NEEDS SOME "TLC" - LOT RENT $450.00 PER MONTH PLUS $100.00 PER MONTH FOR WATER/SEWER/TRASH - BUYER MUST BE APPROVED BY OWNER

17. 2025-11-17
    historical $35,000 474-char remark

    Show marketing remark (474 chars)

    "MOBILE HOME IS FOR SALE AND NOT FOR RENT HOWEVER THE MOBILE HOME IS ON A RENTED LOT" LOCATED IN MORIATT MOBILE PARK (FORMERLY BURTON PARK) THIS IS A 3 BEDROOM - 2 FULL BATH MOBILE HOME ON A RENTED LOT (NO LAND CONVEYS) ALL MAJOR APPLIANCES INCLUDED - WOOD CORNER FIREPLACE - BREAKFAST BAR/ISLAND - DECK BACKING TO WOODS -MOBILE NEEDS SOME "TLC" - LOT RENT $450.00 PER MONTH PLUS $100.00 PER MONTH FOR WATER/SEWER/TRASH - BUYER MUST BE APPROVED BY OWNER

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,097
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,105
• Taxable income: $8,688
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $6,690/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major roof — Missing shingles and debris
• Major exterior siding — Weathered and peeling
• Major flooring — Worn and damaged
• Major HVAC/mechanicals — Visible rust and general disrepair
• Major landscaping — Overgrown vegetation and debris

Value-add opportunities

• Both Replace roof and siding — Improves both resale and rental value
• Both Refinish flooring — Enhances appearance and value
• Both Paint interior walls — Enhances appearance and value
• Both Clean and maintain HVAC system — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and debris	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
flooring · Worn and damaged	Major	$15,000–50,000
HVAC/mechanicals · Visible rust and general disrepair	Major	$15,000–50,000
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Replace roof and siding — Improves both resale and rental value ↑
• Both Refinish flooring — Enhances appearance and value ↑
• Both Paint interior walls — Enhances appearance and value ↑
• Both Clean and maintain HVAC system — Improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Eckhart Mines

• Score: 56/100
• State rank: #410
• US rank: #22824

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B Housing C+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,123

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 5% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.31%
• Current HPI: 244.5937
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+8.6% since first listed

3 events — show timeline

• 2026-02-06 Price Changed $38,000 BRIGHT MLS
• 2025-11-25 Listed $35,000 BRIGHT MLS
• 2025-11-17 Coming Soon $35,000 BRIGHT MLS